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Microsoft Word - 4-E Buildable DRAFT TECHNICAL REPORT 1 BUILDABLE LANDS INVENTORY INSIDE THE PROPOSED WOODBURN URBAN GROWTH BOUNDARY Prepared for: CITY OF WOODBURN 270 Montgomery Street Woodburn, OR 97071 WINTERBROOK PLANNING 310 SW Fourth, Suite 1100 Portland, Oregon 97204 Revised July 2005 Prepared by: .. .. ""'q ~ - COMMUNITY RES 0 U R ( E PLANNING July 2004 1 TABLE OF CONTENTS INTRODUCTION .................................................................................................................... 2 FINDINGS OVERVIEW ......................................................................................................... 3 TABLE 1: BUILDABLE LANDS SUMMARY, 2005 PLAN...............................................................4 TABLE 2: BUILDABLE LOTS BY SIZE, 2005 PLAN .....................................................................4 DEFINITIONS ......................................................................................................................... 5 INVENTORY METHODS ...................................................................................................... 6 REVIEW OF EXISTING INFORMATION........................................................................................ 7 FINDINGS................................................................................................................................ 8 RESIDENTIAL...................................................................................................................... .... 8 Residential Infill and Partially Vacant Lands...................................................................... 9 Exceptions Areas...............................................................................................................I 0 EMPLOYMENT....................................................................................................................... .11 Buildable Commercial and Industrial Land Supply........................................................... .12 Partially Vacant Employment Lands................................................................................. .12 Potential Redevelopment Employment Lands.................................................................... .13 Industrial Parcel Sizes...................................................................................................... .13 APPENDIX A: PARCEL TABLES ........................................................................................14 INTRODUCTION The City of Woodburn is reviewing land use inside its urban growth boundary (UGB) to determine how much land is available for residential, commercial, industrial, and public/semipublic use. This technical report addresses Task 4 of the City of Woodburn's revised Periodic Review Work Program by revising methodology used in the 2000 Buildable Lands Inventory performed by McKeever/Morris and creating a new Buildable Lands Inventory based on Woodburn's new zoning code, the revised methodology consistent with ORS 197, and site- specific review of actual development. This work was funded in part by a Land Conservation and Development Commission (LCDC) periodic review grant. To address Task 4 of this grant, the City contracted with Winterbrook Planning to prepare an inventory of buildable lands inside the UGB. This inventory consists of a GIS database that contains area per tax lot by comprehensive plan designation and by existing zoning, less constraints such as natural resources and infrastructure (streets/easements). This information contained in this technical report will be useful in addressing: . Statewide Planning Goal 9 (Economic Development) . Statewide Planning Goal 10 (Housing); . Statewide Planning Goal 12 (Transportation); . Statewide Planning Goal 14 (Urbanization); . ORS 197 requirements; and . OAR 660 requirements. To meet employment needs as determined by Woodburn's Revised Economic Opportunities Analysis (ECONorthwest, 2001) and Goal 9 (Economic Development), Woodburn must determine if there is enough land, with the right locational and size characteristics, inside its UGB to accommodate target industries. This technical report and associated Buildable Lands Map shows a) how much aggregate vacant or redevelopable commercial and industrial land is available to meet future needs; b) where these parcels are; and c) the size characteristics of each parcel. To meet residential needs as determined by Periodic Review Task 3 (Housing Needs Analysis) and Statewide Planning Goal 10 (Housing) and also to inform Task 3 as required by ORS 197 .296, Woodburn must determine how much residential land is available and usable (buildable) within the UGB for each comprehensive plan designation. This technical report and associated Buildable Lands Map describes a) the aggregate buildable area of parcels within each residential comprehensive plan designation; b) the size and locational characteristics of each parcel; and c) the capacity of each parcel to accommodate households. The Buildable Lands Inventory can be used to inform Periodic Review Task 2 (Coordination with ODOT), and by association Statewide Planning Goal 12 (Transportation), by determining the type and amount of development potential that exists within the current UGB. This information will be used by ODOT to model impacts of development on the transportation system from each Transportation Analysis Zone (T AZ). Finally, the Buildable Lands Inventory is of critical importance to determination of need to maintain, expand, or contract Woodburn's UGB, as described in ORS 197.296. This Buildable Lands Inventory begins by describing buildable lands within Woodburn's existing (2002) UGB, then details buildable lands within the 2005 Plan - a UGB expansion that meets identified residential, public, and employment needs. The 2005 Revisions are based on comments by the Department of Land Conservation and Development, Marion County, and others regarding the methods and results of the 2003 Buildable Lands Inventory. The 2005 BLI also takes into account Council direction regarding the relocation of the UGB in response to public comments. FINDINGS OVERVIEW Tables A and B describe existing buildable lands within the Woodburn UGB as of2002 in "net buildable" acres (described in the Methodology section below). There were about 108 acres of commercial land, 127 acres of industrial land, 403 acres oflow density residential land, 108 acres of medium-high density residential land, and 6 acres of public/open space land. Table A: Buildable lands Summary, 2002 UGB Plan Designation Total Acres Net Buildable U nit Capacity (RES) or Acres Employee Capacity (IND, COM) Commercial 599 108 2,135 Industrial 685 127 1,755 Residential <12 1,478 403 2,190 Residential> 12 385 108 1,256 Public (open 94 (583) 6 NA space) Table B describes the lot sizes of tax lots within the 2002 UGB. The vast majority of tax lots are under 1 acre in size. Of note, there are only 5 buildable (as described in the Methodology section below) tax lots over 20 acres in size within the 2002 UGB, and none are planned for industrial use. Table B: Buildable lots by Size, 2002 UGB Plan Lots < 1 Lots 1-5 Lots 6-10 Lots 11-20 Lots 20- Lots > Designation Acre Acres Acres Acres 50 Acres 50 Acres LDR 313 24 2 4 3 1 MDR 40 10 2 3 0 0 Commercial 49 13 2 1 1 0 Industrial 13 17 3 3 0 0 Table 1 (Buildable Lands Summary) provides the net buildable area, in acres, ofland in each comprehensive plan designation inside Woodburn's 2005 Plan UGB, including assumptions regarding infill and redevelopment as described in the Methodology section of this report. Table 2 (Lots by Size) describes lot sizes of buildable lands by plan designation within the 2005 Plan May 2005 3 UGB. The difference in net acres between the 2005 Plan and the 2002 UGB is approximately 30 net buildable acres of Commercial land, 360 net buildable acres of Industrial land, 8 fewer net buildable acres of Low Density Residential land, 108 acres of residential exceptions area, 220 additional acres of Nodal LDR, 35 fewer acres of Medium Density Residential land, and an additional 73 acres of Nodal MDR. These expansions include a substantial number oflots with over 1 net buildable acre, and 6 additional industrial lots with over 20 net buildable acres each to meet identified industrial siting needs. The dwelling unit capacity figures must be viewed in the context of the Residential Needs Analysis (Technical Report 2), which includes a need for 210 acres of residential land for park, school, religious, and group housing uses. Meaning 210 acres of this residential land supply will not be used for dwelling units. Industrial siting needs are defined by ECONorthwest's 2003 Memorandum titled "Site Requirements for Woodburn Target Industries", and further explained in the UGB Justification Report. The 2005 Plan creates a range of industrial sites and provides choice in the marketplace. Not all of the industrial land proposed by this plan is expected to develop by 2020. Table 1: Buildable Lands Summary, 2005 Plan Plan Designation Net Buildable U nit Capacity (RES) or Acres Employee Capacity (IND, COM) Commercial 127 2,800 Industrial * 407 4,500 Low Density 371 2,976 Residential Residential 108 295 Exception Area Nodal LDR 220 1,758 Medium Density 80 1,102 Residential Nodal MDR 73 1,307 * See discussion below regarding availability of industrial land inside the existing UGB to meet needs of targeted industries. Table 2: Buildable Lots by Size, 2005 Plan Plan Lots < 1 Lots 1-5 Lots 6-10 Lots 11-20 Lots 20- Lots > Desienation Acre Acres Acres Acres 50 Acres 50 Acres LDR 154 26 3 4 7 0 Nodal LDR 2 0 2 3 0 2 MDR 38 8 3 1 0 0 Nodal MDR 3 3 4 2 0 0 Commercial 57 17 2 1 1 0 Industrial 11 11 3 4 4 2 DEFINITIONS Vacant Land is both: (a) parcels greater than or equal to (2:) 4,356 square feet with improvement value ofless than or equal to (:S) $5,000 which do not have an approved building permit; land (b) parcels with an area greater than or equal to ( ?: ) 5.0 acres with a single family residence, with 0.2 acres subtracted to account for the residence, regardless of the zoning district. Vacant land may be constrained or unconstrained2. Buildable Land means all land in urban and urbanizable areas that are suitable, available, and necessary for residential uses. Buildable land includes both vacant land and developed land likely to be redeveloped. (OAR Chapter 660, Division 8, Housing) Subdivision lots are platted lots under 1Iz acre in size within existing subdivisions. In residentially planned areas, subdivision lots are assigned one dwelling unit each. Partially Vacant Lands are parcels over 1 acre in size with existing development, but with accessible vacant areas identified through aerial photograph review with city staff. Areas of existing development are removed from the total area of the parcel and the rest is considered buildable.3 Potential Residential Infillland is residentially planned parcels between 0.5 and 5.0 acres with a single-family residence, with 0.20 acres subtracted to account for the residence, regardless of zoning district.4 Constrained Vacant Land means vacant land less the portion of each vacant parcel limited by any of the following: I. Land within the 100-year floodplain. II. Land within natural drainageways and associated slopes of 25% or greater. III. Land classified as wetlands in the National Wetlands Inventory or in 50' stream corridors for fish-bearing streams. IV. Unavailable parcels: parcels under public or common ownership (e.g., a PUD with common open space) are considered "unavailable" for meeting long-term growth needs. 1 Existing parcels, outside of approved subdivisions, ofless than 4,356 square feet do not meet minimum lot size requirements and are considered unbuildable. Parcels with improvement values of $5,000 or less are considered vacant. 2 Parcels of commercial or industrial land greater than Y2 acre with a house were considered vacant with a Y2 acre buildable area deduction for the house. 3 The City of Woodburn contacted representatives of all Industrial lands identified as partially vacant through this method. Parcels were not considered available to meet new industrial siting needs - as identified by ECONorthwest in a 2003 memorandum titled "Site Requirements for Woodburn Target Industries" and further explained in the UGB Justification Report - if the current industrial owner was actually using them or if they are being held for future expansion of the existing industry. These parcels continue to be available for future employees. 4 The 0.2 acre figure for a remaining single-family residence represents what is likely to occur during the planning period, on average. May 2005 5 Potential Redevelopment Commercial or Industrial Land means developed commercial or industrial parcels with improvement-to-Iand-value ratios of 1: 1 or less. 5 Developed Land is land not included within the vacant buildable land categories. That is, land which is not suitable or available to meet long-term growth needs. A Gross Vacant Acre is an acre of vacant land before land has been dedicated for public right-of- way, private streets or public utility easements. Assuming 20% for streets and utilities, a gross vacant acre will have 34,848 square feet of vacant land available for construction and 8,712 square feet available for streets. Land that has not been subdivided into residential lots falls into this category. Winterbrook used right-of-way assumptions of 20% for low density residential land, 10% for medium density residential, 15% for nodal medium density residential, 10% for commercial, and 15% for industrial lands. 6 A Net Buildable Acre is a full acre of vacant land, after land has been dedicated for public right- of-way, private streets, or utility easements. A net buildable acre has 43,560 square feet available for construction, because no additional street or utility dedications are required. Subdivided lots fall into the "net residential" category. Maximum Gross Density means the maximum density permitted by the underlying residential zone on 43,560 square feet of vacant, buildable land, less land for streets and utilities. Maximum Net Residential Density means the maximum density permitted by the underlying residential zone on 43,560 square feet of vacant, buildable land. INVENTORY METHODS 1. Refining data pool. City of Woodburn Public Works supplied Winterbrook with a parcel database, including all parcels within the Woodburn UGB, with Marion County Tax Assessor data. Woodburn public works also provided comprehensive plan and zoning overlays. Since the comprehensive plan and zoning overlays were not matched up to tax lots or each other, Winterbrook contracted EcoTrust to create a database with both comprehensive plan and zoning by tax lot. 5 Commercial and Industrial parcels of less than Y2 acre with improvement value were considered potentially redevelopable if the value of the improvement was less than the value of the land. The 2000 Buildable Lands and Urbanization Project identified lands with improvement to land value of 30% or less as redevelopable. None of the 4 parcels, comprising 0.8 acres, identified for Industrial redevelopment in the 2000 study have redeveloped for industrial use as of 2004. 6 Right-of-way assumptions for low density residential were on average 22% right-of-way in subdivisions developed from 1998 to 2003. Reduced right -of-way assumptions for medium density residential reflect more efficient land use. Nodal medium density residential land includes alleys, which increases right-of-way but still uses less than low density residential. Commercial and industrial lands are assumed to have more campus-oriented development which decreases use of right-of-way. Internal right-of-way was not removed from industrial lands in the Southwest Industrial Reserve area that cannot be further subdivided. 2. Labeling and Sorting. Winterbrook applied a labeling and sorting process to the UGB parcel inventory to create a Buildable Lands Inventory. This process is described below: a) Winterbrook sorted the UGB inventory by Plan designations and specific zones. b) Winterbrook applied definitions ( established above) of vacant buildable, potential infill, and potentially redevelopable to all the parcels. c) If public parcels have uses such as developed parks, schools, and public agencies, these parcels are considered developed. Otherwise, the parcels are considered vacant buildable and accounted for in public land supply. d) There were hundreds of un build ably small or inaccessible sliver or tract parcels, as well as easements, in the inventory. Winterbrook used parcel information and aerial photographs to label and remove these parcels from the buildable lands inventory. 3. Constraints. Not all vacant lands are buildable. They may be constrained by natural or environmental features such as steep slopes, floodplains, wetlands and stream corridors; or factors such as lack of access or small parcel size. The Goal 5 administrative rule limits the buildability of land within protected "stream corridors" or associated wetlands. Winterbrook has identified these constraints within the city and the study areas and removed the constrained area from the buildable lands total for each study area. 4. Verification. Winterbrook relied on year 2000 aerials that the City provided, as well as on- site inspection and corroboration from local officials to assure accuracy. 5. Preliminary tables. Winterbrook created a series of tables to describe the results of the buildable lands inventory. 6. Proposed efficiency measures and UGB amendments. Winterbrook worked with the City of Woodburn to address needs identified in the Land Needs Analysis (Technical Report 2) through efficiency measures and UGB amendments. 7. Revised tables. Winterbrook created a series of tables to describe the buildable lands inventory as it would look with suggested plan amendments. Review of Existing Information A review of existing literature, maps, and other source materials was conducted to identify wetlands, stream corridors, floodplains, and special status species, or site characteristics indicative of these resources, within the study area. The document review included the following sources of information: . Marion County Tax Assessor's data (Marion County, 2002) - A comprehensive database of all parcels in Yamhill category. Each parcel data includes lot ID, land use, parcel size, owner, address, and other tax-related information. Tax assessor's data will provide the parcel base for the Inventory. . City of Woodburn Building Permit, Land Division, and Subdivision data (City of Woodburn, 2002) - These compilations include site plans, building permit summaries, and related approvals during the recorded history of the City. Winterbrook used data from 1985 to 1998 (the period from the last periodic review to the present). May 2005 7 . Woodburn Development Ordinance (City of Woodburn, 2002) - This ordinance describes zoning districts and development standards in Woodburn. Zoning information from the Development Ordinance was incorporated into the Inventory spreadsheets and mappmg. . Maps and data from Woodburn Public Works - Woodburn Public Works has maps and data relating to the City's topography, tax lots, zoning, drainage, sewer and water systems. These maps and data will form the base for the mapping portion of the Inventory. City of Woodburn and Marion County GIS data · Study area (with subareas) · City of Woodburn UGB · Parcels · Zoning · Streets · Streams · LWI Wetlands · Public parks and open space Local Sources · City of Woodburn Comprehensive Plan. City of Woodburn Planning Department, October 1999 (amended). · City of Woodburn Street/Address map. City of Woodburn Public Works Department, Engineering Division, January 10, 2002. · Official Zoning Map of the City of Woodburn, Oregon. City of Woodburn, July 1, 2002 (last revision). (Includes Significant Wetlands and other wetlands.) · Ortho photographs (color, April 7,2000; scale: 1" = 100') · Planimetrics (horiz. datum NAD 83(91); Or. State Plan North zone, intnl. ft.; vert. datum NGVD 29, 1947 adj.) · Topography (photo date 4/7/00; scale: 1" = 100'; contour interval: 2') (part ofPlanimetrics). FINDINGS Residential To determine Woodburn's current supply of residential land, we followed the basic methodology laid out in the methodology section of this report - that is, we determined which residentially planned parcels were vacant, which were developed and which could be classified as "potential infill", then took out environmentally protected lands and future right-of-way. What is left is a residential buildable lands inventory. Residential buildable lands parcel tables are found at the end of this document in Tables 11-14. However, only determining the acreage of buildable residential parcels may not be an accurate method of determining how many households can be accommodated in Woodburn, so we took it a step further. Every buildable parcel was assigned a number of potential dwelling units, based on comprehensive plan designation. For example, seven 8,000 square foot parcels in a 7,000 square foot minimum lot size zone provide us with seven potential dwelling units, rather than eight. We assumed development at 14 units/net acre for land planned for MDR, 18 units/net acre for MDR within the Parr Road Nodal Overlay, 5.5 units/net acre for land planned for LDR, and 7.5 units/net acre for LDR within the Parr Road Nodal Overlay.? In addition, platted subdivision lots should logically be assigned one dwelling unit each, rather than counting their combined acreage as buildable. The dwelling unit figures follow this methodology. The residential vacant buildable land inventory is summarized in Table 3, below. There are 332 total vacant buildable acres of land outside of residential exceptions areas planned for low density residential (LDR), sufficient to supply 1,780 total dwelling units. There are 206 total vacant buildable acres of land planned for nodal low density residential (NLDR), sufficient to supply 1,645 total dwelling units. There are 44 total vacant buildable acres ofland planned for medium-high density residential (MDR), sufficient to supply 590 total dwelling units. There are 67 total vacant buildable acres ofland planned for nodal medium-high density residential (NMDR), sufficient to supply 1,191 total dwelling units. Table 3: Residential Vacant Buildable Lands. 2005 Plan Plan Desienation Net Buildable Acreaee Potential DU Capacity LDR 196 1,006 Expansion LDR 136 774 Nodal LDR 139 1,107 Expansion Nodal LDR 67 538 MDR 44 590 Expansion MDR 8 105 Nodal MDR 22 389 Expansion Nodal MDR 45 802 Total 679 5,311 Residential Infill and Partially Vacant Lands As stated in the definitions section of this report, Potential Residential Infillland consists of residentially planned parcels between 0.5 and 5.0 acres with a single-family residence, with 0.20 acres subtracted to account for the residence, regardless of zoning district. Partially vacant residentially planned lands are parcels over an acre with substantial development as well as vacant land. As shown in Table 4, residential infillland is found only in lots designated for LDR and MDR. The majority of residential infillland is in the LDR designation, with 34 acres. MDR contains 1 acre of potential residential infillland. Table 4: Residential Ca acit from Infill 2005 Plan Plan Designation Potential Infill Acres Potential Infill Capacity 7 Analysis of the existing UGB shows average lot sizes of about 7,800 square feet, or about 5.6 units/acre, among subdivided developed and vacant lots planned for R<12. May 2005 9 (DU) LDR 34 161 MDR 1 11 Total 35 172 Table 5 shows partially vacant residential area and potential dwelling unit capacity for the proposed UGB. There are a total of 53 acres of partially vacant residential lands, including 3 acres ofLDR, 14 acres of Nodal LDR, 3 acres ofLDR in proposed expansion areas, 28 acres of MDR, and 5 acres of Nodal MDR in expansion areas. Table 5: Residential Caoacitv from Partially Vacant Lands. 2005 Plan Potential Partially Vacant Plan Designation Partially Vacant Area Capacity (DU) LDR 3 17 Nodal LDR 14 113 Expansion LDR 3 13 MDR 28 396 Expansion Nodal MDR 5 96 Total 53 635 Exceptions Areas For the purpose of this report, exceptions areas are areas outside of an Urban Growth Boundary with Goal 14 exceptions for residential uses in a rural area. Woodburn is including all adjacent exceptions areas with buildable land into its UGB through this process. Exceptions areas are generally developed inefficiently below urban residential densities. The development pattern includes houses on large parcels, often some farm development, and generally an inefficient access pattern (See Figure 1: Development Pattern of Exception Area). This combination makes development at urban densities more difficult. Due to this difficulty, we assumed densities within exceptions areas would average around 3 units per net buildable acre, in addition to existing residential development.8 As shown on Table 6 below, there are 61 buildable residential exception area tax lots with a total capacity of 295 dwelling units. The Residential Exception Area parcel table is found in Appendix A to this document as Table 15. Table 6: Residential Caoacitv from Exceotions Areas. 2005 Plan Site Description Exception Area Parcels Sites <2ac 43 Acres 44 Sites 2-Sac 16 Acres 47 8 Lots with existing developments had 0.2 acres removed to account for the residence. There were 8 partition or subdivision applications approved in the City of Woodburn during the 5-year period from 2000 through 2004. These land divisions resulted in 24 lots on 9.8 acres, for an average density of about 2.4 units per gross acre. Sites 6-1 Gac 2 Acres 17 Total Sites 61 Total Acres 107 Potential Exception Units 295 Fi ure 1: Develo ment Pattern of Exce tion Area Employment There are two objectives to the employment lands analysis of this Technical Report. First, to determine vacant, partially vacant, and potentially redevelopable commercial and industrial lands. Second, to determine which of the available industrial lands can meet industrial siting May 2005 11 needs identified in Woodburn's Economic Opportunities Analysis and further described in ECONorthwest's 2003 memorandum titled "Site Requirements for Woodburn Target Industries". Buildable Commercial and Industrial Land Supply The proposed UGB contains a total of80 vacant parcels for employment comprising 472 total net buildable acres. Industrial lands include 16 vacant parcels inside the UGB totaling 36 acres, and 11 parcels in the proposed Southwest Industrial Reserve expansion area totaling 359 acres. The supply of vacant commercial land inside the 2002 UGB consists of 48 tax lots totaling 54 acres. The vacant buildable commercial expansion included within the 2005 plan is 4 tax lots totaling 10 acres. Parcel Tables for vacant commercial and industrial lands are found in Appendix A to this document, Tables 16-19. Table 7: Vacant Buildable Commercial and Industrial Land. 2005 Plan Plan Designation Number of Parcels Net Buildable Acres Industrial 16 36 Expansion IND - 11 359 SWIR Commercial 48 54 Expansion COM 4 10 Total 79 459 Partially Vacant Employment Lands There were 8 tax lots designated for industrial use inside the 2002 UGB that Winterbrook determined initially to be partially vacant. Woodburn staff contacted the owners of these properties to determine if the land was available for new employment firms or held for future expansion by existing employers on site. Seven of the 8 tax lots identified as partially vacant were being held for future expansion of existing uses. These industrial lots comprised 54 acres and were removed from the inventory for purposes of industrial siting needs comparisons. Partially vacant industrial land suitable to meet new targeted employment uses consist of 1 tax lot with 4 net buildable acres inside the 2002 UGB, and 1 tax lot with 4 net buildable acres within the 2005 Plan expansion area. Winterbrook identified 5 partially vacant commercial lots, totaling 52 net buildable acres inside the 2002 UGB. The 2005 Plan expansion includes 13 additional partially vacant commercial lots totaling 8 net buildable acres. Parcel tables for partially vacant industrial and commercial lands are found in Appendix A to this document, Tables 20-23. Table 8: Partially Vacant Commercial and Industrial Land. 2005 Plan Plan Desi~nation Partially Vacant Lots Partially Vacant Acres Industrial 1 4 Expansion IND 1 4 Commercial 5 52 Expansion COM 13 8 Total 20 68 Potential Redevelopment Employment Lands Winterbrook identified a total of 20 industrial and commercial tax lots as potentially redevelopable under the methodology based on improvement vs assessed value as described at the beginning of this document. Additional review of aerial photographs, lot, and street patterns removed two of the potential redevelopment lots, totaling 6 acres, as they were being used for storage as part of neighboring industrial uses. As shown in Table 9 below, there are 12 commercial and 6 industrial parcels identified as potentially redevelopable, totaling 9 acres. Parcel tables for potential redevelopment commercial and industrial lands are found in Appendix A to this document, Tables 24-25 Table 9: Potential Redevelooment Commercial and Industrial Land. 2005 Plan Plan Designation Number of Parcels Potential Net Buildable Acres (Zone) Commercial 12 2 Industrial 6 7 Total 18 9 Industrial Parcel Sizes Table 10 below summarizes the number and acreage of buildable industrial tax lots by lot sizes. These include vacant, partially vacant, and redevelopable industrial tax lots. This document should be viewed as part of an iterative process in conjunction with the Southwest Industrial Reserve (SWIR) area planning and zoning effort. The SWIR reallocates land within tax lots and common ownerships and defines projected site sizes. The SWIR is detailed in the UGB Justification Report and proposed Comprehensive Plan and Development Ordinance amendments. There are a total of 41 sites with 407 net buildable acres available in the 2005 Plan to meet future new employment siting needs. 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